[Amended 1-3-1995 by Ord. No. 1995-3]
The standards of design in this article shall be used to judge the adequacy of subdivision and land development proposals.
The applicant shall grade and pave the streets and install all other necessary improvements at no expense to the Borough including, where required, curbs, sidewalks, water mains, sanitary and storm sewers, street lights, fire hydrants, street name signs, and other facilities and utilities required by the Council, in strict accordance with the requirements of this article and the standards and specifications of the Borough. Construction and inspection of all such facilities and utilities shall be subject to inspection by appropriate Borough officials during the progress of the work. The applicant shall not begin work on structures in any part of the subdivision or development until the streets in that part have been graded to within four inches of the finished grade.
A. 
Land. No land shall be subdivided or developed for residential purposes unless all hazards to life, health, or property from flood, fire and disease, shall have been eliminated or unless the plans for the subdivision or development shall provide adequate safeguards against such hazards.
B. 
Development. Proposed subdivisions or developments shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.
A. 
Block length. Residential and commercial blocks shall be not less than 500 feet long nor more than 1,000 feet long.
B. 
Block width. Blocks shall be wide enough for two tiers of lots and shall not generally be less than 300 feet wide between right-of-way lines.
C. 
Through lots. Double frontage lots are to be avoided and generally will not be permitted unless the lots are a minimum of 200 feet deep. Along intercommunity or major highways, through reverse frontage lots, served entirely by a separate residential service or neighborhood feeder street, may be required in order to protect the character of the major street.
D. 
Grading. Blocks and lots shall be graded to sufficient elevation to secure drainage away from buildings and to prevent the collection of storm water in pools. Roof drainage shall be provided for according to recommendations of the Engineer or such other official as may be designated by the Borough Council. Topsoil shall be preserved and redistributed as cover and shall be suitably planted with perennial grasses or ground cover.
E. 
Lot size. The minimum lot size and lot width requirements shall be as required in the Borough of Greencastle Zoning Ordinance (Chapter 205).
F. 
Lot lines. Lot lines shall be approximately at right angles or radial to street lines so long as reasonably shaped lots result.
G. 
House numbers. House numbers shall be assigned to each lot by the Borough.
H. 
Residential parking. At least two off-street parking spaces with access to a public street shall be provided for each proposed dwelling unit. Where such access is to other than a residential service street, adequate turnaround space shall be provided on the lot.
I. 
Exceptions. Blocks in commercial and industrial districts may vary from the elements of design contained in this section if the nature of the use requires special treatment. Off-street parking and loading space shall be provided along with safe and convenient access to the street system.
A. 
Street pattern. The proposed street pattern shall be integrated with existing and/or officially planned streets and it shall be related to topography to produce usable lots and reasonable street grades.
B. 
Design and purpose. Streets shall be designed according to their function and laid out to preserve the integrity of their design in accordance with the following functional classifications:
(1) 
Minor service street. A street, usually within a development, intended primarily to serve only the properties along it. Standards assume light traffic flow and street parking along one side. When such a street is intended to serve row or multifamily structures, the standards provide for parking on both sides and light traffic flow. Such streets should be laid out to discourage through traffic.
(2) 
Collector street. A street which connects residential service streets to intercommunity streets or to neighborhood facilities. Standards assume medium traffic flow and parking on both sides of the street.
(3) 
Major highway or street. A street connecting regional centers and only incidentally of local use.
(4) 
Alley and service drive. A minor street which provides a secondary means of access to the back or side of properties otherwise abutting a street. Standard assumes infrequent use by heavy vehicles at low speed.
C. 
Street widths. Streets shall be laid out according to the following minimum schedule:
Class of Street
Right-of-Way Width
(feet)
Minimum Pavement Width
(feet)
Minor street
50
34
Collector street
60
40
Major highway or street
State Highway Department standards
State Highway Department standards
Alley and service drive
20
16
D. 
Street pavement. Minimum pavement width shall be improved with macadam or other hard surface.
E. 
Continuations. Where reasonable and practicable, new streets shall be laid out to continue existing streets at no reduction in width. Greater widths may be required.
F. 
Street names. Continuations of existing streets shall be known by the same name; but names for other streets shall not duplicate or closely resemble names for existing streets in the Borough.
G. 
Access. Streets shall be laid out to make provision for access to all lots and to adjacent undeveloped areas, and the applicant shall improve these access streets to the limits of the subdivision.
H. 
Reserve strips. Reserve strips controlling access to the subdivision or land development or adjacent areas are prohibited.
I. 
Dead-end streets. Dead-end streets are prohibited unless constructed as cul-de-sacs not exceeding 600 feet in length, with a turnaround having a minimum of 100 feet diameter right-of-way and a minimum of 80 feet diameter of paving.
J. 
Clear-sight distance. Clear-sight distance along the center lines of residential and neighborhood streets shall be maintained at not less than 150 feet; along secondary or intercommunity streets at not less than 250 feet; and along major streets at not less than 450 feet.
K. 
Directional changes. Changes in street direction shall be made by horizontal curves with a minimum radius of 500 feet for major streets, 300 feet for collector streets, and 100 feet for minor streets. These radii are to be measured at the center line. Shorter radii may be permitted on recommendation of the Engineer.
L. 
Grades. There shall be a minimum center-line grade of 0.5% on all streets. Grades shall not exceed 6% on all major and secondary traffic streets and 10% on minor and collector streets. Steeper grades may be permitted on rural and residential streets for short distances if no gentler slope is possible.
M. 
Vertical curves. Changes in grade shall be joined by vertical curves; and the maximum rate of change of grade shall be 5% per 100 feet of road, provided that the clear-sight distances specified above are maintained at all points.
N. 
Crown. The slope of the crown on minor and collector streets shall be more than 1/8 inch per foot and less than 1/3 inch per foot as directed by the Engineer.
O. 
Curbs. Curbs and gutters shall be constructed for the full length of all streets.
P. 
Side slopes. Streets cuts and fills shall be provided with side slopes no steeper than one vertical to 1 1/2 horizontal. Such slopes shall be suitably planted with perennial grasses or other vegetation to prevent gullying and erosion.
Q. 
Sidewalks. Sidewalks shall be required for residential and commercial areas. Sidewalk paving shall not be less than four feet wide. The Planning Commission may recommend wider pavements in high-density areas and in commercial areas. The location of sidewalks relative to planting strips shall be in accordance with Borough requirements.
R. 
Materials and construction standards. Materials and construction standards for streets, curbs and gutters, and sidewalks, shall conform to regulations and standards of the Borough.
S. 
Storm sewerage. Provision of storm sewerage inlets, catch basins and manholes shall meet the requirements of the Borough as regards both design and location. All catch basins shall be connected to a manhole.
T. 
Intersections. Street intersections shall be designed according to the following standards:
(1) 
No more than two streets shall cross at the same point. Street intersections shall be at right angles whenever possible, and intersections of less than 60° (measured at the center lines of the streets) will not be permitted.
(2) 
Intersecting streets shall not enter into the same side of collector or major streets at intervals of less than 800 feet. Minor streets entering another street from opposite sides should be directly opposite each other; or, if necessary, they may be separated by at least 125 feet between center lines measured along the center of the cross street. Greater offset may be required by the Planning Commission depending on the importance of the cross street.
(3) 
Maximum grade within any intersection shall not exceed 5% in any direction, and approaches to any intersection shall follow a straight course within 100 feet of the intersection; grades within 100 feet of an intersection shall not exceed 10%.
(4) 
Curb radii at intersections shall be according to the following schedule of minimum lengths: 15 feet for intersections of alleys and all streets; 20 feet for minor streets; and 30 feet for major and collector streets. Where streets of different categories intersect, requirement for the more important one shall hold. The street right-of-way line shall be parallel to the curb line. In zones where buildings are permitted to abut the right-of-way line, a diagonal cutoff may be employed, provided sidewalk width and corner visibility are unimpaired.
(5) 
Except where buildings are permitted to front on property lines, a seventy-five-foot clear-sight triangle shall be provided, in which no building or structure, wall, fence, hedge, tree, shrub or other growth shall be placed except for utility poles, light standards, street signs and fire hydrants.
U. 
The following standards shall apply to the design and location of alleys and service drives:
(1) 
Alleys shall not be permitted in residential developments except by permission of the Borough. No part of any dwelling, garage, or other structure may be located within 16 feet of the center line of an alley.
(2) 
Alleys or secondary service drives serving commercial and industrial establishments are required unless other provisions for service are provided.
A. 
All newly constructed properties shall be connected to the municipal sanitary sewer system as required by the Greencastle Borough ordinance, and to the municipal water system.
B. 
Water supply. If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the Borough Council that the subdivision is to be supplied by a certified public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority or utility. A copy of a Certificate of Public Convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable.
C. 
Installation of all sewers, water mains, street lights, manholes and other utilities, shall be in strict accordance with the engineering standards and specifications of the Borough, municipal authority, or other public utility concerned.
D. 
Fire hydrants, when provided, shall be located so that the distance from any building frontage to a fire hydrant is not more than 600 feet measured along the curb.
E. 
Where common utility lines are installed in or over undedicated land, a public easement 7 1/2 feet on each side of the line shall be required. Suitable easements may also be required along the course of streams for the future installation of sewers. Where feasible, telephone and electric lines shall be installed below ground.
A. 
Land requirements. Areas set aside for recreational or school purposes shall be reasonably compact parcels, placed to serve all parts of the subdivision or development, accessible from a public street, and not excessively irregular in terrain.
B. 
Landmarks. Wherever possible, applicants shall preserve trees more than four inches in diameter measured 4 1/2 feet above the average ground level at the trunk, groves, waterways, scenic points, historic spots, and other community assets and landmarks.
C. 
Playgrounds. In subdivisions or land developments which provide or are intended to provide housing facilities for more than 50 families, the Planning Commission shall consider the need for suitable open areas for recreation. Standards to be used by the Planning Commission as guides in requesting the reservation of space for recreation shall be as follows:
Families to be Served
Playground Acreage
50 - 174
1.50
175 - 374
2.75
375 - 624
3.25
625 - 800
4.00
D. 
Monuments. Permanent monuments shall be placed throughout the subdivision or development in accordance with Borough specifications, to give full surveying control for each block and for all areas of dedicated land or public easement. Monuments shall not be set in the ground until final grading is completed.